Noma
Overview & Key Facts
NOMA is a 50-unit freehold condominium developed by Macly Group, one of Singapore’s most prolific boutique developers, founded by Herman Chang in 1987. Located at 331, 333, 335 Guillemard Road and 56 Lorong 28 Geylang in District 14, the development comprises a part 5-storey, part 8-storey configuration completed in 2024. Macly assembled the site by acquiring five adjacent terrace houses for $20.55 million ($700 psf ppr on the 12,839-square-foot freehold land), converting a traditional shophouse row into a modern residential address that straddles the Geylang fringe and the Kallang lifestyle belt.
At an average transacted price of $1,754 psf, NOMA sits in the competitive RCR band for District 14 — meaningfully below the mega-developments along Sims Avenue and Paya Lebar but commanding a premium over older resale stock in the Geylang area. The gross rental yield of 3.43% is respectable, supported by the development’s exceptional connectivity: three MRT stations within 700 m (Dakota, Aljunied, and Mountbatten), placing NOMA at the convergence of the Circle Line and East-West Line. This triple-MRT proximity, combined with an outstanding walkability score of 90/100, makes NOMA one of the best-connected boutique condominiums in the eastern RCR.
With only 50 units and freehold tenure, NOMA appeals to a specific buyer segment: urban professionals and investors who value location density, perpetual ownership, and the vibrant food-and-lifestyle ecosystem of the Geylang–Kallang corridor. The development’s name — reportedly a play on “nomad” — reflects the cosmopolitan, mobile lifestyle its residents tend to lead. Geylang Methodist Primary School is just 140 m away, providing a valuable educational anchor for families despite the area’s mixed residential-commercial character.
Location & Connectivity
NOMA’s Guillemard Road address places it at the epicentre of one of Singapore’s most dynamic urban corridors. Dakota MRT (Circle Line) is approximately 500 m to the west — a comfortable 6-minute walk that passes the legendary Old Airport Road Food Centre, widely regarded as one of Singapore’s finest hawker centres with over 150 stalls. Aljunied MRT (East-West Line) is 620 m to the northeast, while Mountbatten MRT (Circle Line) sits 670 m to the south, giving residents three distinct rail lines within walking distance. This triple-MRT convergence means the CBD is reachable in under 15 minutes, Changi Airport in 20 minutes, and one-north in 25 minutes.
The surrounding neighbourhood pulses with culinary and cultural energy. Geylang Road, just one block north, hosts Singapore’s most diverse food street — from Michelin Bib Gourmand-recognised beef noodles and frog porridge to late-night durian stalls and traditional Malay cuisine. For more curated dining, the Kallang–Stadium corridor to the south includes the Singapore Sports Hub precinct with its growing cluster of restaurants and waterfront bars along the Kallang Basin. i12 Katong and Paya Lebar Quarter (PLQ) are both within a 10-minute drive, providing comprehensive retail and grocery options.
The Kallang River precinct and the future Kampong Bugis redevelopment — a 101-hectare waterfront district that the URA envisions as a car-lite, mixed-use community — are within 2 km to the west, potentially boosting long-term capital appreciation for the broader District 14 corridor. The Singapore Sports Hub, National Stadium, and the Kallang Wave Mall add a recreational dimension that few residential locations in Singapore can match.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.2 km |
| Tanjong Katong Primary School | primary | ~1.4 km |
| Tao Nan School | primary | ~1.5 km |
| Broadrick Secondary School | secondary | ~1.7 km |
Facilities
As a 50-unit boutique development, NOMA’s facilities are necessarily compact but thoughtfully curated. The headline feature is the rooftop infinity pool, positioned to capture views across the surrounding low-rise Geylang streetscape and, on clear days, the Kallang Basin skyline. At rooftop level, a 12-metre-high art mural creates a distinctive visual identity — a Macly Group signature that elevates the development’s aesthetic beyond the purely functional. The rooftop also houses a yoga corner, providing an open-air space for stretching and meditation with an urban-skyline backdrop.
The ground level includes a gym equipped for callisthenics and general fitness, and a BBQ area for weekend socialising. Given the 50-unit scale, these facilities are rarely crowded — residents report that the pool is often available for solo or near-private use, particularly on weekday mornings. The development does not include a tennis court, function room, or children’s playground, which are luxuries that the compact land area simply cannot accommodate. However, the Singapore Sports Hub — with its 100PLUS Promenade running track, OCBC Aquatic Centre, and indoor sports halls — is a short bus ride or cycling trip away, effectively outsourcing premium recreational facilities to a world-class public venue.
Unit Sizes & Layout
NOMA offers a range from 1-bedroom to 4-bedroom configurations across its 50 units, with the smaller types dominating the unit mix — consistent with Macly Group’s established expertise in compact, efficient urban apartments. The developer pioneered the “shoebox apartment” concept in Singapore over three decades ago, and that DNA is evident in NOMA’s space-efficient layouts. The smallest 1-bedroom units start at approximately 463 sq ft, while the largest 4-bedroom units extend to around 1,335 sq ft, providing options across a wide price spectrum from approximately $800,000 to $2.5 million.
Transaction data shows a price range of $1,478 to $1,836 psf, with the lower end typically associated with larger units purchased during the early-bird launch phase and the upper end reflecting smaller, higher-floor units in more recent resale transactions. The 1-bedroom and 2-bedroom units are the most liquid in the resale and rental markets, appealing to the young professional and expatriate demographic that gravitates toward Geylang’s vibrant food scene and triple-MRT access. Unit finishes are standard developer-grade, functional rather than premium — buyers expecting luxury-tier fittings at this price point will need to budget for post-TOP upgrades.
The part 5-storey, part 8-storey configuration means that upper-floor units in the taller block command meaningful view premiums, with sightlines over the low-rise shophouse rooftops toward the city skyline. Lower-floor units face the internal courtyard or neighbouring buildings, and noise from Guillemard Road can be a factor for street-facing units, particularly during evening hours when the Geylang area is at its most active. Buyers should prioritise higher-floor, courtyard-facing units where possible to balance views, noise, and privacy.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,756 | $793,983 |
| 1 BR | 2 | $1,695 | $1,101,594 |
| 2 BR | 2 | $1,696 | $1,442,000 |
| 3 BR | 1 | $1,478 | $1,972,888 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $760,000 to $1,972,888, averaging $1,180,253 (~$1,742 psf).
Rents range from $2,600 to $6,000 per month across 52 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 10.9% (from $1,605 to $1,781 psf).
Neighbourhood Comparison
In the District 14 RCR landscape, NOMA competes against larger, more facilities-rich developments. Parc Esta ($2,181 psf) is the benchmark mega-project for the area — a 1,399-unit development by MCL Land directly above Eunos MRT, offering resort-grade facilities including a 50-metre pool, tennis courts, and a function room. At 24% more expensive on a PSF basis, Parc Esta delivers the full-service condominium experience that NOMA’s boutique format cannot replicate. However, Parc Esta is a 99-year leasehold project, meaning NOMA’s freehold tenure represents a significant structural advantage over a 30–40 year holding period.
Penrose ($1,927 psf) sits between the two in both price and positioning. A 566-unit leasehold development by CDL and Hong Leong on Sims Avenue, Penrose offers a more comprehensive facilities deck and larger unit sizes than NOMA. Its proximity to Aljunied MRT is comparable, but it lacks NOMA’s triple-MRT advantage and cannot match the 90/100 walkability score. For families needing three or more bedrooms with a pool and playground, Penrose is the stronger choice; for investors and couples prioritising freehold tenure and maximum connectivity, NOMA wins on fundamentals.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NOMA | Freehold | 2021 | 50 | $1,742 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates NOMA across multiple dimensions.
What Residents Say
NOMA’s 50-unit community is diverse and cosmopolitan, reflecting the Geylang–Guillemard corridor’s character as one of Singapore’s most ethnically and culturally mixed neighbourhoods. The resident mix includes young Singaporean professionals, expatriates working in the CBD and Paya Lebar business hub, and a segment of investors who lease their units to the area’s deep rental demand pool. The freehold tenure attracts a slightly different buyer profile from leasehold alternatives — more long-term holders, fewer speculative flippers — which contributes to community stability despite the development’s small size.
The Geylang Methodist Primary School (140 m away) provides a meaningful draw for families with primary-school-age children, though the development’s unit mix skews toward 1-bedroom and 2-bedroom layouts better suited to couples and singles. Social life in the development is naturally intimate given the 50-unit scale — residents tend to know each other by sight if not by name, and the rooftop pool area serves as an informal gathering point. The surrounding food culture shapes the community lifestyle: residents are as likely to eat at Old Airport Road or a Geylang supper spot as they are to cook at home.
The management corporation operates with a lean budget appropriate to the development’s scale, keeping maintenance fees competitive. Common areas are maintained to a clean, functional standard. The development’s location on a busy road means that security considerations are more urban than suburban — CCTV coverage and access-card systems are standard, and the ground-floor commercial character of adjacent shophouses means there is always foot traffic and natural surveillance in the area.
Strengths & Weaknesses
- Freehold tenure — perpetual ownership with no lease-decay risk
- Triple MRT access: Dakota (500 m), Aljunied (620 m), Mountbatten (670 m)
- Exceptional walkability score of 90/100 — among the highest reviewed
- Attractive pricing at $1,754 psf for a freehold RCR development
- Geylang Methodist Primary School just 140 m away
- Old Airport Road Food Centre within walking distance
- Rooftop infinity pool with art mural and city views
- Intimate 50-unit community with low facility congestion
- Strong rental demand in Geylang–Kallang corridor
- Kampong Bugis waterfront redevelopment provides long-term upside
- Limited facilities — no tennis court, function room, or playground
- Compact unit sizes, especially at the 1-bedroom tier (from 463 sq ft)
- Developer-grade finishes — not luxury standard
- Street noise from Guillemard Road affects lower-floor units
- Geylang fringe address carries neighbourhood perception stigma
- Small development may have limited resale liquidity
- No dual-key configurations for rental flexibility
- Mixed-use character of surrounding streets not to all tastes
Verdict
NOMA is a textbook example of why location trumps facilities in Singapore real estate. At $1,754 psf with freehold tenure, triple-MRT access within 700 m, and a walkability score of 90/100, it offers a connectivity-to-price ratio that few developments in the RCR can match. The 3.43% gross yield is solid, the freehold tenure eliminates lease-decay anxiety, and the Geylang–Kallang corridor’s ongoing transformation — including the future Kampong Bugis waterfront district — provides a credible capital-appreciation narrative for patient investors.
The trade-offs are the ones inherent to any boutique Geylang-fringe development: limited on-site facilities, compact unit sizes (particularly at the 1-bedroom end), and the neighbourhood’s mixed-use character, which includes the more colourful aspects of Geylang’s nighttime economy. Street noise on Guillemard Road is a reality, and the developer-grade finishes will not impress buyers accustoming to luxury-tier projects. However, for the target demographic — urban professionals, investors, and pragmatic couples who value walkability and transport over swimming pools and tennis courts — these are acceptable compromises.